Regenerating Communities

Category Archives: LEED-ND

Below is the Draft Testimony of Mary Vogel,CNU-A, principal of PlanGreen, regarding the Lacamas Northshore proposal that Carolyn Foster covered in her blog earlier in August.

I know that you are concerned with the city’s economy—in the long term, not just today. I suspect that you believe that the proposed master plan will help the city’s economy. But I want you to consider some future trends before you make up your minds.

Maureen McAvey, Senior Resident Fellow for the Urban Land Institute (ULI) in Washington, DC was in Portland last year to discuss the ULI publication “What’s Next? Real Estate in the New Economy“. The event notice read: A paradigm shift is unfolding over the course of this decade, driven by an extraordinary convergence of demographic, financial, technological and environmental trends. Taken together, these trends will dramatically change development through 2020. My notes indicate that McAvey said:

More single-family homes are being occupied by renters, changing the feel and politics of suburban communities

Seventy-five percent of households in the Portland area do not have children under 18

47 percent are non-families

Twenty-somethings on tight budgets prefer places to congregate with friends — in parks, bars, restaurant clusters and building common areas — and can tolerate smaller living spaces.

Arthur C. Nelson, one of the nation’s most prescient housing market researchers, says declining homeownership, tighter lending standards, a sell-off of single-family houses by the nation’s fastest growing demographic — senior citizens—and even rising household sizes due to more multigenerational living will have an impact on the market you may be trying to attract with the single family home portion of the plan.

Nelson, professor of city and regional planning at the University of Utah, reports that the US faces a massive oversupply of large-lot single family houses and an undersupply of multifamily units. By 2020, Nelson sees 1.5 to 2 million homes from seniors coming on the market, and between 2020 and 2030, there will be a national net surplus of 4 million homes that they cannot sell. And Nelson believes those are conservative figures for what has been dubbed “The Great Senior Sell-Off.”

The 2009 American Housing Survey (AHS) found that 28 percent of houses are attached, 29 percent are detached on small lots, and 43 percent are detached on large lots. Three studies — by National Association of Realtors, the Robert Charles Lesser & Co. (RCLCo), and Nelson — all found a nearly identical, imbalance in US housing supply and demand. Only 24 to 25 percent of Americans would prefer to live in large-lot single-family houses (see graph “Housing preference versus supply”).

Consequently, there’s an oversupply of approximately 28 million units in what developer, professor and author Christopher Lineberger calls “the drivable suburbs.” Attached housing and small-lot housing, on the other hand, are undersupplied — by about 12 million and 13.5 million units, respectively.

Source: RCLCo Consumer Survey

This imbalance is likely to grow in the years to come, reports Nelson. The generation that is currently moving into the housing market — Millennials — is the most urban-oriented cohort since World War II. Melina Druggall with RCLCo reported at a National Association of Home Builders conference in January 2011 that 81 percent of Gen Y renters want to live in an urban setting. (Wall Street Journal reported that number as 88% at that time and they were quoted in numerous sources such as Better Cities & Towns and Grist).

Ninety percent of the increase in the demand for new housing will be households without children, and 47 percent will be senior citizens (the latter resulting from the rising tide of Baby Boomers who started turning 65 last year). Both of these demographic groups—the Millennials and the Boomers—lean toward multifamily and away from large-lotSFH.

Referring to a recent National Association of Realtors (NAR) finding on percentage of households that prefer to live downtown or in mixed-use city or suburban neighborhoods, Nelson says “Back in ‘70s or ‘80s, people wanted drivable suburbs. Now 70 percent want to walk to discernable destinations, from transit to grocery stores. This wasn’t the case until recently.” Nelson believes the most popular locations will be mixed-use, walkable, transit-friendly neighborhoods.

This Lacamas Northshore master plan is being portrayed as both walkable and mixed-use, but the concept plan I’ve seen so far indicates to me that it is not. The zoning proposal shows a segregation of uses. Business parks, by their very nature, are drive-to! The single-family and the multi-family seem quite segregated from each other and all are segregated from the shopping area.

As far as economic development is concerned, there is increasing evidence that the kind of high tech, light industrial firms that you hope to attract are choosing to locate near where their employees want to live. Consider the choice of Amazon to locate adjacent to downtown Seattle and Adobe Systems to locate in downtown San Jose.

I hope you will take into account the “extraordinary convergence of demographic, financial, technological and environmental trends” that ULI talks about before making your decision on this zoning change and the future development that it presages. I agree that a master plan with changed zoning is what is now most desirable for this area–but NOT the kind of segregation of uses we see in this plan. I urge you to delay approval of a zoning change–until you can get it right!

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City Creek Center as Biodiversity Engine?

June 2013 – City Creek Center was started in 2003 by the real estate investment arm of the Latter Day Saints. The intent was to bring back Salt Lake City’s Main Street in a downtown that was losing out to the suburbs. It’s a mixed-use project that includes retail shops, office space and 435 condominiums and 110 apartments. No public subsidy was received so the project does not include “affordable housing.”

It’s also a green roof project in that its 90,000 square feet of plantings, courtyards, roof gardens and water features cover a 6000 space parking structure. What a waterproofing challenge!

Both sides of the first Main Street TRAX stop are bordered by the Center. Photo courtesy of UTA.

“The things the LDS Church is doing with City Creek Center are going to be a positive boost to walkability and transit in Utah” according to “Faith in Action: Communities of Faith Bring Hope for the Planet,” a national report of the Sierra Club. The Center brought more residents, employees, shoppers and diners to use the light rail system called TRAX.

Opening in 2012, with final touches added in 2013, this downtown revitalization project took 10 years to complete. With development continuing throughout the crash in real estate, it was one of the only privately-funded projects of its size in the US that continued to build over the last few years. I happened to meet the Portland-based ZGF architect who was their project manager for the residential portion this week (at an event in Portland, first week of June 2013) and she confirmed how important this project was to her firm. It also kept 2000 others employed throughout the development cycle and now employs over 7000 people. It had about 16 million visitors in its first year of operation.

You can read more about the economic development aspects of City Creek Center elsewhere e.g., Salt Lake Tribune. What I’m going to look at here is what role City Creek Center plays in putting Salt Lake City on the path to becoming the engine of biodiversity that Richard Louv exhorted CNU 21 attendees to work towards in our work.

Although I’m not a fan of shopping centers, the creek kept me coming back day-after-day

City Creek Center was actually in the middle of my route to and from the Grand America Hotel where CNU21 was held from May 29 to June 1, 2013. Even though I’m NOT a fan of shopping centers, once I saw the creek there, I happily sauntered through it every day of my five-day stay. It gave me a taste of what I was missing in the nearby canyons as I made my way to The Grand America each day. The creek stimulated for me feelings of peacefulness—and a desire to get out into the real thing.

I recognized immediately the trees native to this area: Populus tremuloides – aspen; Betulae occidentalis – water birch; and Prunus virginiana – chokecherry. They were planted along a lovely creek that bubbled through boulders of native sandstone. Below the canopy level, there were native sedges and rushes and shrubs– and a few plants I didn’t recognize as native. Tough non-native shrubs were brought in to overcome the trampling the natives were experiencing.

Developers made an extraordinary effort to re-create the iconic creek that was so critical in Salt Lake City’s founding

I appreciated the fact that the developers named this center after a natural feature that used to be there—AND that they made an extraordinary attempt to re-create that natural feature in their development. The creek flows across three city blocks, and drops 37 feet in elevation from beginning to end. Some 600 boulders were brought in from an area near Park City and 627 native trees from nurseries in Oregon and Idaho.

As it meanders along pedestrian walkways and cafes, the recreated creek features three waterfalls and a fountain with 50-foot-high jets. The creek varies in width from one foot to 28 feet and from four inches to 18 inches in depth. Some parts of the creek were stocked with Bonneville cutthroat trout and rainbow trout and those fish are now reproducing.

A 17-foot waterfall at Regent Court cascades at 2,500 gallons per minute over 14 ton Utah sandstone boulders. The landscape is actually comprised of 13 different water features that recirculate their potable water. According to Ross Nadeau, Landscape Architect project manager, “We looked at utilizing City Creek itself and then at the de-watering water from the site, but we couldn’t make either work because of the filtration costs.”

The creek serves as a draw for shoppers, employees and residents

City Creek Center received a LEED ND rating of Silver for its multiple efforts to be sustainable. “The heart and namesake of our development is the re-creation of City Creek, which many years ago used to run through the downtown area of Salt Lake City,” said Val Fagre, former City Creek Reserve project manager—now retired. The craftsmanship put into building the creek is extraordinary. And I can vouch that the creek serves as a draw for shoppers, employees and residents of City Creek Center. In the two times I ate at the Food Court there, I went to extra effort to sit near the creek. The Center also seems to attract plenty of young people to hang out on Friday and Saturday nights.

Nearby, City Creek Canyon has been protected from the beginning of the city’s history (over 150 years) to protect drinking water and wildlife habitat. According to students in a class project in General Ecology at Westminster College:

Glacier lilies are found along the City Creek Canyon Nature Trail

By learning the names of the native trees and shrubs that support the wildlife in City Creek Canyon along the nature trail loop, one can see which plants may be useful in backyard landscaping. Native plants introduced into the urban landscape around houses and yards help wildlife to survive in the city and help conserve water.

Based upon the students’ observations (I didn’t get there), City Creek Canyon could qualify as an engine of biodiversity. But could City Creek Center qualify?

City Creek Preserve could help City Creek Park become a true gateway to City Creek Canyon wildlife corridor–as well as give it a role in flood protection. Right now, it’s a concrete ditch (lower right). Photo courtesy of SLC Parks.

I missed the small signs that interpret the plants and fish of City Creek Center so it was not apparent to me how it was being used to influence further biodiversity–but the signage is there. Does the experience of being in a pleasant environment lead people to go home and attempt to mimic what they saw while shopping or dining? Perhaps the center could be more proactive and run some “naturescaping” classes and host some native plant sales by local groups. The project I would most like to see is for City Creek Preserve to work with the City’s Department of Parks and Public Lands to restore City Creek Park, to a more natural condition making it a better gateway to City Creek Canyon. A stream buffer and wetlands could be quite important there to prevent or alleviate flooding in the future, e.g., heavy snow melt flooded State Street in 1983. The City is already undertaking some watershed restoration projects funded by Chevron as mitigation for an oil spill. Hopefully, it won’t take such a negative event for City Creek Preserve to offer such assistance in order to increase its role as a biodiversity engine.

The boulders came from Brown’s Canyon quarry, a 100 year-old business near Park City. Does that quarry have a biodiversity management plan (a BMP for quarries developed by World Wildlife Fund)? If not, what role should City Creek Preserve play in suggesting they start one? Of course, such a suggestion would carry more weight before the stone was purchased.

The developers took their project through the pilot phase of LEED ND. But did they consider Sustainable Sites, a system focused on measuring and rewarding a project that protects, restores and regenerates ecosystem services – benefits provided by natural ecosystems such as cleaning air and water, climate regulation and human health benefits.

I believe City Creek Center would score well in the “Human Health & Well-being” category. But I’m still concerned about all of the water and power used in this engineered ecosystem. Tell us what you think below: Does City Creek Center pass muster as a biodiversity engine for Salt Lake City? Why or why not?

This document was first posted in 2009 as a Google Doc that I encouraged neighborhood residents, workers, students and churchgoers downtown to edit and enlarge. Several people sent me good ideas, but no one else took on the tough job of editing.

I sent it out to a committee of Portland movers and shakers who were advising the Mayor on a new Central City Urban Renewal Area. Then, as everyone’s attention shifted to jobs and economic development, I moved on too. Now, two recent events prompted me to post it:

My attendance at the City of Portland Central City 2035 Steering Committee Meeting;

My preparation to lead a discussion onThe Nature Principle, a book that gives a more universal framework to my vision.

Portland Development Commission recently asked those of us on the Downtown Neighborhood Association Land Use and Transportation Committee “What is your vision for downtown?” While I knew that they were seeking something that fell into step with the tenor of the times, I submitted this vision in response to that request. Hey! I’m an Aquarian who focuses on big picture and long-term.

I will address the public realm first, and what we might do there to set an example to private developers, property owners and residents alike. I will start with the largest part of the public realm, the streets and address how we might go one step further than we are currently doing to make them sustainable.

Then I’ll move on to our parks, then parking garages, then vacant or soon-to-be-vacant land, then courtyards (which might be made semi-public), etc. I’ll suggest some technologies, practices and uses that will address the global environmental impacts we are facing: climate change, peak oil and loss of biodiversity/extinction of species. Portland’s Watershed Management Plan does a world class job of addressing the latter issue so some of my vision speaks to how we can help implement it downtown.

Children regularly frequent the South Park Blocks and the arts and history institutions surrounding them but few children live downtown.

I also suggest a form-based code to help insure great urban design and truly walkable neighborhoods. I briefly address creating jobs for a portion of the existing downtown population; attracting green businesses; using innovative models to develop workforce housing; supporting existing institutions including arts and service organizations and schools and churches.

Green Street Retrofits, Connectivity Corridors and Placemaking

The first part of my vision addresses infrastructure including what is now considered part of green infrastructure. I suggest retrofitting key streets as “green street” connectivity corridors, e.g., SW Salmon Street/SW Park Place. Green streets are streets with bioswales or infiltration planters in the public right-of-way that not only manage stormwater, but also encourage the recovery of biodiversity with NATIVE PLANTS AND TREES. Such a street, or couplet of streets, might stretch from Washington Park (which still has pockets of native landscape) to the Willamette River. Other streets that might be appropriate are SW Main, SW Jefferson and SW Columbia. These streets could serve as a connectivity corridor between the park and the river for birds and other wildlife. These ideas might also implement former Portland Urban Design Director, Arun Jain’s call for “streets as less of a conduit and more of a place.”

Diverse native plants at Glencoe School Bioswale

If we used a highly diverse mix of natives species in the bioswales—not only the native shrubs, ferns, rushes and grasses that are typically used–but also wildflowers, we could show that we can have color, beauty, interest and diversity in our native landscape while giving residents and visitors alike a true sense of place and providing habitat for critical parts of the ecosystem.

Biodiversity Recovery

It may seem strange to bring up biodiversity recovery as a priority for our central city core area, but, in the long run it will:

save us money by allowing ecosystem services to function

attract and keep more residents in the area

enhance our reputation for sustainability

keep Portland in the leadership on sustainability by putting us ahead of the curve on Sustainable Sites

(Hopefully, the integration of the Sustainable Sites rating system (http://www.sustainablesites.org/) into LEED will raise the critical importance and value of using/restoring native species in the landscape. I am hoping Sustainable Sites will be the tsunami wave for landscape architecture that LEED was for architecture.)

Let’s connect this nature to the river via Downtown! Addressing biodiversity loss will help us address other issues as well.

While downtowns are not usually the first place one would think to restore biodiversity, I maintain that

because downtown is a place that best projects our image to our visitors and the outside world and that most people in the region visit—if only occasionally, it is a great place to demonstrate biodiversity recovery and educate about it, displaying our values to our residents and our visitors alike.

Entomologist, Douglas Tallamy, in his book Bringing Nature Home gives both research and anecdotes that show that our native insects need native plants to survive. Hence, so do our native birds, amphibians and some small mammals.

. . .Biodiversity is essential to the stability—indeed, the very existence—of most ecosystems. We remove species from our nation’s ecosystems at the risk of their complete collapse. . . . More energy in the system means that the system will be more productive. . .and, from a selfish human perspective, produce more ecosystem services for us, make more fish, more lumber, and more oxygen, filter more water, sequester more carbon dioxide, buffer larger weather systems, and so on). . . Biodiversity also benefits ecosystems by making them less susceptible to alien invaders (Kennedy et al. 2002).

Douglas Tallamy, Bringing Nature Home

It’s not the plants alone we would be attempting to recover, but also the insect species that pollinate plants, return nutrients tied up in dead plants and animals to the soil, keep populations of insect herbivores in check, aerate and enrich the soil and provide food for most other animals. These and other ecosystem services produced by a healthy ecosystem will be especially critical as the planet warms—to help us fend off invasions of destructive alien insects and keep our soils healthy. To further explain ecosystem services, I might ask, “How would you like the job of pollinating every apple tree in the state of Oregon every year?” While it is nearly impossible for humans to do this, bees do it for free.

Another issue we should consider is the alien ornamentals we currently use in nearly all of our human built landscape have brought us Dutch elm disease, chestnut blight, dogwood anthracnose, sudden oak death, hemlock wooly adelgid, and other pathogens that are endangering some of the tree species we will need most to adapt to climate change. Even though we know better, we are still importing invaders. Some diseases, like greening disease (the worst citrus disease in the world) have arrived in this decade on a plant that has become quite ubiquitous–star jasmine. Brought in by an insect on this alien ornamental, in just 7 months greening disease had spread to kill citrus trees in 12 counties in Florida.

Biodiversity Recovery Examples in Other Cities

Other cities are installing examples of biodiversity recovery in their downtowns. In Washington, DC, the National Museum of Natural History has planted the entire street edge on the NW 11th Street side of its property in a native plant butterfly garden with interpretive signage and the US Botanic Garden has a permanent native pollinator garden and display on its property. Finally, the US Senate has installed a rain garden of diverse native species to both filter stormwater from one of its parking lots and rival its ornamental gardens in beauty.

The Corporatelands Natural Landscaping Program in Chicago encourages and supports large institutions to replace their turf grass landscapes with natural landscapes of plants and grasses native to the Chicago region. The program has partnered with Columbia College on the Chicago Loop, to create a native prairie garden in a former parking lot space at 11th and Wabash. They maintain “This beautiful garden is designed to carry the message that biodiversity can work in a very urban downtown environment and that it can also be attractive.” Corporatelands also partnered with one of Chicago’s largest developers, the John Buck Company, to make the planter beds at its prime downtown location, 222 N. Riverside Plaza, a model for how native species can complement a more traditional planting scheme. The entire Chicago region has adopted Biodiversity Recovery Plan.

Costs and Benefits

Researchers have valued the ecosystem services provided by insects at $57 billion each year. What downtown Portland would gain in ecosystem services would be far greater than the cost of adding the additional native plant landscaping. And this green street landscaping I am suggesting would also help us deal with stormwater. The city has calculated the life cycle costs of green streets to be lower than the conventional curb, gutter and storm drain and it is moving ahead despite city budget difficulties on a sustainable stormwater project involving streets from Mt. Tabor to the Willamette River on the eastside. That project will not only retrofit streets with stormwater planters and more street trees, but also stimulate more actions by private property owners such as installing ecoroofs and/or rain gardens and disconnecting downspouts into cisterns or rain barrels or vegetation.

Retrofitting the streets such as those suggested above—and perhaps additional downtown streets—will make a statement and set an example for a greater percentage of our residents and visitors teaching more people about our world class Portland Stormwater Management Plan. This scientifically-based plan needs to be integrated into every economic development and land use decision and plan as its implementation will make a great contribution toward saving our salmon and other species. It will take us a long way toward addressing the impacts of climate change on our water supply as well. Of course, Portland will want to use educational signage to help in teaching people to take action on their own property or public space.

I recently attended an Oregon Global Warming Commission event where its chair, Angus Duncan, made a relatively brief presentation on the commission’s Roadmap to 2020 explaining that in 2007, Oregon set a 2020 greenhouse gas reduction goal that is almost 30 percent below today’s levels (10 percent below 1990 levels). In the breakout session, the “Efficiency of Cities” table had two skeptics who were afraid that the state was proposing to curtail their choices and put everyone into large buildings in crowded cities. (Duncan had suggested that New York City was a model for sustainability in terms of greenhouse gas emissions per person and it was this idea that they latched onto.) I found myself wishing that I had brought along my copy of Oregon’sCool Planning: A Handbook on Strategies to Slow Climate Change as the message in its images, captions and chapters might allay their fears—and even help them believe that their future might be more convenient and neighborly and less expensive in both time and money. Healthier too!

Cool Planning is LEED-ND in plain English—especially the New Urbanist portion of it! While it is aimed at local elected officials, planning commissioners, planners, community organizations and developers, it is easily readable by anyone with a community college education. Many of its examples are taken from Oregon cities other than Portland. Since no other city in the state has a population greater than 160,000, it is useful in many parts of the nation, including small town America.

The central premise of the handbook: “If communities grow smart, VMT (Vehicle Miles Traveled, or the amount of driving we do) will decline, CO2 emissions will lessen, and we will help reduce climate change.” The authors go on to state a message central to New Urbanists: “If we live in an area in which the places we want to go are at some distance and randomly scattered, we drive more. If we live in well-centered, compact communities in which work, schools and shops are conveniently nearby and good transportation choices abound, we drive less.”

With chapters such as “Grow More Compact” and “Get Centered”, the handbook does not shy away from the density issue. It does debunk myths about density and show its relationship to greater amenities. “Mix Up Your Land Uses” and “Recycle Urban Land and Buildings” point to the fact that the smaller, well-connected blocks, higher densities, mixed land uses, narrower tree-lined streets w/sidewalks, pedestrian-friendly architecture and the compact development in central locations found in historic neighborhoods embody the design features that typically encourage walking.

“Make Streets Complete”, “Make Way for Pedestrians”, “Make Your City Bike-Friendly for Everyone”, “Get Well-Connected”, “Put Parking in its Place” and “Make Way for Transit and Transit-Oriented Development” cover the transportation aspects of sustainable urban design. Having just developed a presentation on the Neighborhood Planning and Design section of LEED-ND, I was overjoyed to see these chapters cover the same ideas and many of the same metrics in such an easily understandable way. (Cool Planning’s lead author, Mitch Rohse, would be a great recruit to help re-write LEED-ND.)

“Change Travel Habits” explains transportation demand management (TDM) in as forthright a way as any I’ve seen. It includes the table of TDM strategies described in Victoria Transport Policy Institute’s Online TDM Encyclopedia.

“Find Better Models for Big Trip Generators” points out that school-related trips increase morning rush-hour traffic by as much as 30 percent, while big-box stores can generate as many as 10,000 car trips a day. This chapter lists strategies for local governments to encourage climate-friendly school sitings as well as a more climate-friendly prototype for the big-box store—including identify vacant buildings suitable for large (multi-level) retail stores that are accessible by low-carbon transportation modes and encourage retailers to recycle older buildings downtown or in compact centers.

“Green Your Buildings” and “Plant Trees in Your Town” address some of the Green Infrastructure and Buildings credits in LEED-ND. However, these chapters fail to address two of my favorite GIB credits—District Heating and Cooling and Vegetative Roofs.

Cool Planning closes with chapters on developing a climate action plan and measuring its effectiveness. It offers the caveat that climate action plans typically include several major sections such as building and energy, consumption and solid waste and local government operation. Its own focus, however, is limited to greenhouse gas emissions affected by community design, land use and transportation. A good climate action plan, it notes, will address all sources of greenhouse gas emissions.

A favorite passage from the handbook states:

It’s important to note that the strategies described here do not impose great burdens or call for great sacrifice. They are not bad-tasting medicine a community must reluctantly swallow to cure the problem of climate change. Quite the contrary: these strategies can yield multiple dividends. They not only can help to slow global warming but also can make your community more livable. Moreover, they can improve the everyday lives of people in the community by saving them money and time in their daily travels.

The handbook itself is well designed with sidebars, call-outs, images, resource lists and footnotes citing research to support statements. If you don’t live in Oregon, insist that your state publish a similar handbook with local examples from its own communities. But don’t delay until that’s done. Download Oregon’s today and start using it. If you are involved in a LEED-ND project (or hope to be), Cool Planning would make a great handout for policy-makers to warm them up to the idea of creating incentives for LEED-ND.